Corner Restaurant Building with
New
For Sale
$750,000
12167 Lee Hwy, Sperryville, VA 22740
Wheelchair-accessible commercial building with parking and outdoor activity space.
Property Size2,543 SF
Price / SF$294.93
Days on Market2
Property Features for 12167 Lee Hwy
General Information
Standard status
Active
Size
2,543 SF
Additional Details
Corner Location
Yes
Commercial Hood
Yes
Amenities
wheelchair accessible
Building Details
Year Built
1962
Listing Agency:
KW United
Listed By:
Sarah Foster Paul · License #0225238727
(703) 533-1500
Source:
Kableteam
Added: Sep 4
Last Checked: Sep 4 at 3:27PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of KW United
Investment Insights
Based on property information with market context.
This corner commercial property includes a 2,435-square-foot building originally planned for restaurant use, with two operational hoods already in place. The building is wheelchair accessible and is accompanied by outdoor storage buildings. Current operations include dog training, boarding, and grooming, providing an established functional layout for the existing use.
Located at 12167 Lee Hwy in Sperryville, the property sits along a major two-way roadway and includes ample parking. Space is also available for outdoor dining or other outdoor activities. The owner requires 60 days before settlement to vacate, and showings are available by appointment.
Located at 12167 Lee Hwy in Sperryville, the property sits along a major two-way roadway and includes ample parking. Space is also available for outdoor dining or other outdoor activities. The owner requires 60 days before settlement to vacate, and showings are available by appointment.
Key Highlights
- 2,435 sq ft building with two operational restaurant hoods
- Corner location along a major two‑way roadway
- Wheelchair‑accessible building
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$39,888
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.32%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$797,760
$797.8K
Cap Rate 7%
$569,829
$569.8K
Cap Rate 9%
$443,200
$443.2K
Market Conditions
NOI Build-Up for 2,543 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$71.1K $27.96/SF
− Vacancy
−$4.6K −$1.82/SF
EGI
$66.5K $26.14/SF
− OpEx
−$26.6K −$10.46/SF
NOI
$39.9K $15.69/SF
Area
Rappahannock County, VA
Vacancy
6.50%
Lease Rate
$27.96 /SF/Yr
Expense Ratio
40.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$797,760
Cap Rate 7%
$569,829
Cap Rate 9%
$443,200
Alternative Uses
Best Use
Specialty Retail
$1.41M
$1.24M – $1.65M
NOI $98,872 @ 7.0% cap · market cap 13.18%
Second Best
Retail
$1.22M
$1.06M – $1.42M
NOI $85,068 @ 7.0% cap · market cap 11.34%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
84
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 22740, VA
1,240
Population
583
Households
2.1
Avg Household Size
53
Median Age
38%
College-Educated
98%
High-School Grad
73.5 sq mi
ZIP Area
17
Density / Sq Mi
$96,220
Median Household Income
$49,569
Median Earnings
$1,354
Median Rent
$398,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Wheelchair-accessible commercial building with parking and outdoor activity space.
Where is this conventional restaurant located?
The property is located at 12167 Lee Hwy Sperryville, VA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 2,435 sq ft building with two operational restaurant hoods; Corner location along a major two‑way roadway; Wheelchair‑accessible building
